Every capability a modern building needs, in one platform
xSERVA replaces a stack of single-purpose tools with one platform that covers monitoring, control, energy, security, maintenance, and reporting. Below is the full feature catalog — each capability works with the others because they all run on the same underlying data, not a patchwork of separate systems bolted together after the fact.
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The full feature catalog
Every capability below is part of one platform on one licence. Each card links to the page that covers it in depth.
Unified Protocol Integration
BACnet, KNX, MQTT, and Modbus devices are normalized into one data model the moment they connect — through deep, native support per protocol, not a superficial pass-through gateway. That means BACnet object- and property-level access, KNX group-address and datapoint-type (DPT) level access, MQTT topic- and payload-level access, and Modbus register-level access, each preserved rather than flattened into a generic tag. Field teams stop maintaining four separate integration layers and start working from a single source of truth for every point in the building, and new device types are mapped once at commissioning and then behave like any other point in the system.
Real-Time Monitoring & Dashboards
Live, configurable dashboards surface point-level data the instant it changes — temperatures, statuses, meter readings, and equipment states, laid out by zone, system, or site. No polling delay, no stale screens. Visualization goes beyond simple lists: interactive floor plans overlay real-time data directly on the building layout, historical trend charts reveal patterns over time, and a digital twin 3D view (see the AI & IoT page) renders equipment and space conditions in three dimensions. Operators build their own views with drag-and-drop dashboard widgets, and cross-site comparison heatmaps let a portfolio manager spot the outlier building at a glance — all carrying over to the mobile app, so a facilities manager and a technician on the floor are always looking at the same numbers.
Alarm & Event Management
Alarms are prioritized and de-duplicated before they reach a technician, with full event history attached. Critical faults route to the right team automatically instead of getting buried in low-priority noise. Escalation rules can notify a secondary contact if the first responder does not acknowledge within a set window, and every alarm keeps a timestamped record of who saw it, when, and what action was taken, which is useful during incident reviews and compliance audits.
Energy Management & Optimization
Continuous consumption analysis, demand response, and load-shedding logic identify waste and act on it, turning energy data from a monthly report into an operational lever. Consumption is broken down by meter, zone, and equipment type, so a facilities team can see exactly where usage is climbing and act on it the same day, rather than waiting for a utility bill to confirm the problem weeks later.
AI/ML Intelligence
Machine learning models trained on live building data predict equipment failure, flag abnormal patterns, and answer natural-language questions about what the building is doing right now. Models are trained on each site’s own operating history, so predictions reflect the actual equipment and usage patterns of that building instead of generic industry averages, and the natural-language interface lets a non-technical manager ask a plain question and get a direct answer without opening a trend chart.
Scheduling & Automation
Time-based and event-driven rules run HVAC, lighting, and access schedules automatically across zones and sites, cutting the manual overrides that quietly waste energy after hours. Holiday calendars, occupancy sensors, and one-off exceptions can all override the default schedule without an integrator involved, so a facilities manager can adjust a single zone for a weekend event and have it revert automatically the next morning.
Asset & Maintenance Management
Every piece of equipment has a lifecycle record — install date, service history, and maintenance intervals — tied directly to live performance data, so maintenance is scheduled on condition, not just the calendar. Runtime hours, vibration and temperature trends, and fault frequency feed directly into that record, so a unit showing early signs of wear can be flagged for service before it fails, rather than waiting for the next scheduled inspection to catch it.
Access & Security Integration
Access control events and security system status appear alongside BMS data in the same console, giving operators a unified view of who is where and what state the building is in. Door forced-open events, badge-in anomalies, and camera or intrusion-panel alerts show up in the same timeline as HVAC and lighting events, so security and facilities teams are working from one shared record instead of cross-referencing separate logs after the fact.
OT/IoT Cybersecurity
Network segmentation, encrypted transport, and protocol-level security (BACnet/SC, KNX Secure, encrypted Modbus tunneling) protect operational technology from the threats generic IT security tools were never built to see. Device authentication and role-based access control limit who can issue commands to physical equipment, and audit logging captures every configuration change, which matters when a building network sits on the same site as corporate IT and needs to be defensible on its own terms.
Multi-Site & Portfolio Management
Operate one building or a hundred from a single console, with portfolio-wide reporting, cross-site comparisons, and role-based access that scales with the portfolio. A regional manager can benchmark energy use or alarm rates across every site in the portfolio from one screen, while local staff at each building only see the zones and permissions relevant to their own site, without separate logins or separate software installs.
Reporting & Compliance
Automated reports draw on live operational data for energy, ESG, and regulatory compliance submissions, replacing manual spreadsheet exports with consistent, auditable output. Report templates can be scheduled to run and distribute automatically on a recurring basis, and every figure traces back to the underlying point data, so a submission can be defended down to the source reading if a regulator or auditor asks for it.
Mobile Companion
The xSERVA mobile app puts live monitoring, alarms, and control in the hands of facilities teams wherever they are, so an off-hours alarm never waits for someone back at a desk. Technicians can acknowledge an alarm, review the point history behind it, and issue a control command from the same screen, and push notifications reach the right person immediately instead of sitting unseen in an email inbox overnight.
Open API & Integration Layer
A documented, open API lets integrators and internal teams build against xSERVA — pulling data into BI tools, triggering external workflows, or extending the platform with custom applications. Endpoints cover both reading live and historical point data and writing commands back to equipment, so the same API that feeds a reporting dashboard can also drive a custom automation built by an in-house development team.
Rule Engine
A cross-protocol event-condition-action engine that goes beyond calendar-based scheduling: rules can trigger on time, occupancy, sensor thresholds, or an external webhook/API call, and chain nested AND/OR conditions spanning multiple protocols in a single rule — for example, a BACnet CO2 reading combined with a KNX occupancy signal driving a Modbus-controlled VFD and logging an MQTT telemetry event. A template library covers common scenarios so most rules start from a proven pattern rather than a blank canvas, a simulation mode lets an integrator test a rule against live data before it goes active, and every execution writes to an audit trail showing what fired, why, and what it changed.
Four capabilities, drawn rather than claimed
The catalogue above names things. These are the four that decide whether a platform survives a real building, with the actual mechanism on the page.
The loop closes in the field, not in the cloud
Every capability on this page sits above a control loop it does not interrupt. A supply air temperature is compared to a setpoint by the controller at the plant, which modulates a valve and measures the result again, several times a minute, forever. xSERVA supervises that loop — schedules it, resets its setpoint, trends it, and raises an alarm when it stops holding — but the loop itself does not depend on the platform being reachable. A building automation product that has to be online for a room to stay cool has made an architectural mistake, not a feature trade-off.
The hard part of alarming is not raising them
One chilled water pump trip sets off forty-eight points: flow switches, differential pressure, header temperature, a variable speed drive fault, two air handling units and fourteen zone deviations. Every one of them is technically true. An operator who receives forty-eight notifications for one fault learns — correctly — that alarms are noise, and that is how the next real one gets missed. Suppression, priority and escalation are what keep the queue believable, and silence is a state the system escalates rather than accepts.
A rule that spans four protocols and knows about none of them
Because every device resolves to the same normalised point object, a rule can read a KNX occupancy state, test a BACnet carbon dioxide reading against a threshold and a schedule, write a speed to a Modbus variable speed drive and publish the event to MQTT — as one rule, not four integrations. Replace that CO₂ sensor with an MQTT one next year and the rule does not change. What matters as much as the expressiveness is the guard rails: a rule engine issues commands to real plant, so it simulates against real history before it is armed, rate-limits itself against a flapping sensor, warns when another rule already writes the same point, and records every execution.
The useful number is the one that does not add up
Sub-metering is not about producing a prettier consumption chart. It is about being able to subtract. When four sub-meters total 387 kW against 412 kW at the incomer, that 25 kW gap is either a load nobody metered, a current transformer scaled wrong at commissioning, or a meter that quietly stopped reporting — and none of the three is visible without the hierarchy. The same structure is what turns a tenant recharge from an apportioned estimate, which loses a billing dispute, into a metered figure, which wins one.
Features that reinforce each other
Because every feature reads from the same unified data model, turning one on strengthens the others. Alarm management gets better predictions once AI/ML intelligence is active. Energy optimization gets more accurate once scheduling and automation are in place. Reporting gets more trustworthy once asset and maintenance data is current. None of this requires separate integration work — it is the same platform, doing more with the data it already has.
Dive deeper
This page is the overview. For a deeper technical look at how intelligence, energy, and security actually work inside xSERVA, see the dedicated pages for AI & IoT, Energy Management, and Security & Compliance. Integrators building against the platform should also review the developer documentation.
Frequently asked questions
Are all these features included in one license, or sold separately?
xSERVA is one platform. The features on this page are capabilities of a single license, not separate add-on products you have to license and integrate individually.
Do I need every feature to get started?
No. Most sites start with monitoring, alarms, and protocol integration, then turn on energy management, AI intelligence, or access integration as they need them, without a new deployment.
Which features are relevant to system integrators specifically?
The Open API & Integration Layer, Unified Protocol Integration, and OT/IoT Cybersecurity features are the ones integrators lean on most when standardizing mixed-protocol projects.
Where can I see these features described in more technical depth?
AI & IoT, Energy Management, and Security & Compliance each have a dedicated page linked below with deeper technical detail than fits on this overview.